w**7 发帖数: 1265 | 1 ☆─────────────────────────────────────☆
sinoboston (I Love DC) 于 (Sat Jun 26 21:41:05 2010, 美东) 提到:
先普及一些tax的知识。老地主忙了1个月挣了6万,很多是辛苦钱,他能keep6万
的大部分(通过出租房的passive loss来抵flip的active gain)。而我们多数可能不
行,需要交45%的税 (Fed 28-35%, state 5-11%, med tax 2.9% starting soon, and
AMT due to short-term gains)。
IRS关于passive loss有三类划分:passive investor, active investor, and real
estate professional. 这里多数人算1 (有full time工作,出租房交给人管), 少
数人(有full time,但是自己亲自管理)算2,只有full-time real estate agent 可
以算3。
只有real estate professional 可以无限用passive loss (主要来自于出租房的
depreciation). 如果是active investor 最多能用2万5的loss来抵,但是有10万收入
的限制,板上多数人超过这个收入,所以也行不通。passive investor更不可以用
passive loss 。
我不是discourage大家做flip,赚总比不赚好。但是flip需要对房地产市场有很好的把
握,对修房有经验,和有大量现金或者能便宜的借到现金。总之,不要看老地主赚钱容
易,他也是经过多少年的积累(财富和知识)。
我对老地主很敬佩,他愿意在这里share他的经验,大家应该当作一种学习的机会。眼
红和酸葡萄的心理不可取。
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TodayEscape (路客西) 于 (Sat Jun 26 21:44:50 2010, 美东) 提到:
恩,老地主说了,他不会透露所有的细节的,你想做都要从失败中自己吸取教训. 大家主
要还是了解一下flip的行情,成本,要想看看老地主的帖子就也开始倒房赚钱还是不现
实的。
and
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sinoboston (I Love DC) 于 (Sat Jun 26 21:46:55 2010, 美东) 提到:
同意,我谈到几个方面,很重要的一个是税的问题。
另外也有资金和房地产的经验。
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ghrtsuv02 (iuo) 于 (Sat Jun 26 21:50:36 2010, 美东) 提到:
what's the point?
and
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sinoboston (I Love DC) 于 (Sat Jun 26 22:03:50 2010, 美东) 提到:
你flip要交50%的税,老地主不要。
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TTU (Call for Drama) 于 (Sat Jun 26 22:06:48 2010, 美东) 提到:
老地主要在德州,会死得直挺挺的。
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Lexian (蒙古大夫) 于 (Sat Jun 26 22:14:28 2010, 美东) 提到:
and
very well said. just to clarify one point, a small but key question: what is
considered "real estate professional"
BY IRS? you can search online. Even turbotax would answer that question. It
is not "real estate agent" for sure.
ie not all real estate professionals are real estate agents, and not all
real estate agents automatically qualify to
be "real estate professionals.
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sinoboston (I Love DC) 于 (Sat Jun 26 22:22:32 2010, 美东) 提到:
real estate pro is very tricky. but full-time real estate agent is mostly
considered as real estate pro, which is the case for valandlord.
is
It
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ghrtsuv02 (iuo) 于 (Sat Jun 26 22:22:52 2010, 美东) 提到:
做flipper,还不如把自己家的房子多隔出几间出租。
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sinoboston (I Love DC) 于 (Sat Jun 26 22:37:26 2010, 美东) 提到:
那点钱有6万么?不过来的比较实在,但是生活质量下降了。
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OOOAX (WMWM) 于 (Sat Jun 26 22:58:54 2010, 美东) 提到:
这也眼红?看见贼吃肉,没见贼挨打。
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farefinder (justin) 于 (Sat Jun 26 23:41:41 2010, 美东) 提到:
累
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pia (学武:屁吖) 于 (Sat Jun 26 23:46:12 2010, 美东) 提到:
我靠,逻辑真强大
按楼主的观点,大家都别要求涨工资了?反正涨了工资税率也相应提高,一大坨钱都上
税了
and
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sinoboston (I Love DC) 于 (Sun Jun 27 10:29:17 2010, 美东) 提到:
不是这个意思,工资高了当然好。但是要靠flip挣钱,特别是有full time job,你的
生活质量要下降,flip还有风险,最好辛苦挣来的50%缴税。当然不划算。而且我的文
中也写了,“我不是discourage大家做flip,赚总比不赚好。”
pia请读完全文,不要断章取义。
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newkids (t D 0 0 y . Y t) 于 (Sun Jun 27 13:05:49 2010, 美东) 提到:
好高的税
and
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gezhi89 (zhonda) 于 (Sun Jun 27 16:55:19 2010, 美东) 提到:
If you have a regular job and want to flip a house, it is best to buy a
fixer-upper in good neighbourhood every 2 to 5 years, you live in it and
work on it on weekends, gain up to 250K or (500k if married) is not taxed.
You can see more detail on irs website.
and
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Nats (Nationals) 于 (Sun Jun 27 21:10:20 2010, 美东) 提到:
生活质量咋保证?
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gezhi89 (zhonda) 于 (Mon Jun 28 09:16:34 2010, 美东) 提到:
Do I have to say everything that clear, if you want to get the gain tax free
, it needs to be your primary residence, or lived in at least 2 years of the
last 5 according to IRS. You just need to say it is, if you have your mail
going there, all utility in your name, it will be hard to prove you do not
live there as your primary residence, you could have many secondary house
you can choose to live in, wink, wink.
I have done that many times in the past, when you buy a new house, it will
always be mine primary residence, you also get cheaper loan (lower rate than
rental or vacation home)
No law against how often you move, right?
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Nats (Nationals) 于 (Mon Jun 28 10:21:36 2010, 美东) 提到:
I've thought about this but finally gave up, weighing in rental income VS
tax benefits. Plus I only pay capital gain tax if I hold a property for over
a year. Tax avoidance is important, so does asset turnover. Just my 2 cent.
free
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